Loading...
HomeMy WebLinkAbout1.1 Attmt 6 Area G Development PlanDEVELOPMENT PLAN - AIR EA G This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Dublin Ranch `Area G' PA 98-069, located north of future Dublin Boulevard and Area H, east of Tassajara Road, south of future Central Parkway and Area F, west of the current and future Fallon Road (APN 985-0005-01 a portion). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan includes Site, Architectural, Circulation, an I Landscape Plans, other plans, exhibits, Architectural and Landscape Design Guidelines, Sign Guidelines and written statements contained in a document dated received November 19, 1999, labeled Exhibit B-2 to the Ordinance approving this Development Plan (City Council Ordinance No. -00), and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which provides for retail commercial, service, entertainment, multi-family residential, public, semi-public, parks and open-space uses. Some residential and office uses are envisioned occupying upper story space above ground floor retail and service establishments. (General / Specific Plan land use designations are as follows: Neighborhood Commercial, Medium High Density Residential, High Density Residential, Neighborhood Park, Neighborhood Square, Public / Semi-Public (Govemmental / Institutional), Open Space) 2. Permitted and Conditional Uses PD-Village Center (Neighborhood Commercial) * 1) Permitted Uses: The following uses are permitted for this PD/V-C (Planned Development - Village Center zoning district): a.. Local-serving retail uses including but not limited to: Art gallery/supply store Auto parts Bakery Bicycle shop Book store Clothing store Computers/electronic equipment Drug store Floor coverings Florist/plant shop Gift shop * The applicants have chosen to use the designation VC (Village Center) instead ANC (Neighborhood Commercial) designation of the General/Specific Plan the Dublin Zoning Ordinance. Within this document both designations shall mean the same. Attachment 6 Hardware Hobby shop Home appliances Jewelry store Liquor store Music store Newspapers and magazines Paint, glass and wallpaper store Parking lot/garage - commercial Party supplies Pet store and supplies Photographic supply store Picture framing shop Shoe store Specialty food store/grocery/supermarket including meat, fish, wine, candy, health food, etc. Specialty goods including cooking supplies, housewares, linen, window coverings, china/glassware, etc. Sporting goods Stationary/office supplies Toy store Variety store b. Business/professional offices and service establishments including but not limited to: Bank, savings and loan and other financial institutions Barber/beauty shop/nail salon Bed and breakfast inn Copying and printing Dry cleaner (no plant allowed on premises) Employment agency Formal wear/rental Hotel/motel Laundromat Locksmith Medical Clinic Photographic studio Professional offices including; accounting, architectural, dental, engineering, legal, medical, optometry, etc. Real estate/title office Shoe repair Tailor Travel agency Watch and clock repair c. Eating, drinking and entertainment establishments including but not limited to: Bagel shop Cafe 2 i Coffee house Delicatessen Ice cream/yogurt Outdoor seating Restaurant (serving alcohol permitted) (no drive-tlirough allowed) Theater - indoor (Dinner, Movie, Live Play, etc.) Video store d. Assessory Uses, including but not limited to: Upper story residential dwellings provided that the maximum number of dwelling units for Dublin Ranch (5,760 as set forth in the Eastern Dublin Specific Plan) are not exceeded. 2) Conditional Uses*: Bar or cocktail lounge (ZA) Day care center (PC) Drive through/drive in facility (PC) Lodge hall (PC) Micro-brewery (ZA) Nightclub (PC) Recreational facility - commercial or public (PC) Recreational facility - indoor (ZA) Religious facility (PC) Community Center. (PC) School/private (PC) Video arcade (PC) 3) Temporary Uses: Arts and crafts fair Carnival Christmas tree sales Farmers' market Festival/street fair Pumpkin sales - outdoor Sales office/model home complex/rental office Sidewalk sale Temporary construction trailer PD-Multi-Family Residential (Medium High) 1) Permitted Uses: The following uses are permitted for tlus PD/R-M (Planned Development Medium High Density Residential zoning district): Accessory structures and uses Community care facility/small (permitted if required by law, otherwise as conditional use) Home occupations (per Chapter 8.64) * Key/Decision Maker Authority: ZA Zoning Administrator. PC Planning Commission 3 Multi-family dwelling Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home 2) Conditional Uses*: Bed and breakfast inn (PC) Boarding house (ZA) Community care facility/large (PC) Day Care center (PC) Large family day care home (PC) Parking lot - residential (ZA) Community Center (PC) Religious facility (PC) School/private (PC) 3) Temporary Uses: Sales off ce/model home complex Temporary construction trailer PD-Multi-Family Residential (High Density) 3) Permitted Uses: The following uses are permitted for this PD/R-M (Planned Development High Density Residential zoning district): Accessory structures and uses Community care facility/small (if required by statute, otherwise it should be a conditional use) Home occupations (per Chapter 8.64) Multi-family dwelling Private recreation facility (for homeowners' association and/or tenants use only) Small family day care home 4) Conditional Uses*: Bed and breakfast inn (PC) Boarding house (ZA) Community care facility/large (PC) Day Care center (PC) Large family day care home (PC) Parking lot - residential (ZA) Religious facility (PC) Community Center (PC) School/private (PC) Hospital/medical center (PC) 3) Temporary Uses: Sales office/model home complex/rental office Temporary construction trailer * Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission 4 PD-Public / Semi-Public 1) Permitted Uses: The following uses are permitted for this PD/P-SP (Planned Development Public/Semi-Public zoning district) a. Public, semi-public, and institutional uses, including, but not limited to: Fire station Library Other governmental and quasi-governmental offices as determined by the Community Development Director Police station Post office Community Center Religious Facility 2) Conditional Uses*: School/Private (PC) Day Care Center (PC) PD-Parks 1) Permitted Uses: The following uses are permitted for this PD (Planned Development zoning district): Neighborhood Park Neighborhood Square PD-Open Space 1) Permitted Uses: The following uses are permitted for this PD/O-S (Planned Development Open Space zoning district): Recreational - passive Trails 3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. 4. Site Plan & Architecture: See attached site and elevation plans contained in Exhibit-B-2 of Attachment 3, Development Plan Area G. This Development flan applies to the 6 Village Commercial parcels encompassing 22 acres, two Medium High Density Residential (MH1 and MH2) parcels encompassing 26.2 acres and the two High Density Residential (H1 and H2) parcels encompassing 25 acres, a Public/Semi-Public parcel encompassing 3.1 acres, a Neighborhood Park of no less than 2 acres (net), the Neighborhood Park of no less than 5 acres (net) in area and open space parcels totaling 1.4 acres. Any modifications to the proji;ct shall be substantially consistent with these plans and of equal or superior materials and design quality. * Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission 5 5. Density: The maximum square footage/number of dwelling units of the proposed development under this Development Plan (as shown on the Stage 2 site plan) are as follows: Village Center (VC) Parcel 1: 3.1 Ac. Net 4.0 Ac. Gross 39,700 Sq. Ft. Village Center (VC) Parcel 2: Village Center (VC) Parcel 3: Village Center (VC) Parcel 4: Village Center (VC) Parcel 5: Village Center (VC) Parcel 6: Medium High (MH1) Parcel 1: Medium High (MH2) Parcel 2: High (Hl) Parcel 1: High (H2) Parcel 2: 2.1 Ac. Net 2.6 Ac. Gross 28,200 Sq. Ft. 3.2 Ac. Net 3.7 Ac. Gross 37,075 Sq. Ft. 2.1 Ac. Net 2.4 Ac. Gross 27,595 Sq. Ft. 3.7 Ac. Net 4.7 Ac. Gross 37,040 Sq. Ft. 3.5 Ac. Net 4.6 Ac. Gross 60,390 Sq. Ft. 9.1 Ac. Net 11.9 Ac. Gross 232 Units 19.5 Du/Ac. 11.6 Ac. Net 14.3 Ac. Gross 296 Units 20.7 Du/Ac. 8.7 Ac. Net 11.5 Ac. Gross 300 Units 26.1 Du/Ac. 10.2 Ac. Net 13.5 Ac. Gross 576 Units 42.6 Du/Ac. 6 Public/Semi-Public: 2.2 Ac. Net 3.1 Ac. Gross 37, 026 Sq. Ft. 6. Phasing Plan: Refer to attached Phasing Plan included in Exhibit B-2 of Attachment 3, Development Plan Area G. 7. Development and Design Standards: PD-Village Center (Neighborhood Commercial) 7a. Village Center - Mixed Use Development Standards: The standards contained herein are based on minimal requirements. Refer to following Specific Design Standards for further information regarding building development and Architectural Guidelines referenced in #8 below. DEVELOPMENT STANDARDS VILLAGE CENTER MIXED USE Minimum Parcel Size N/A Parcel Depth N/A Parcel Width N/A Minimum Building Setback from face of curb - Main St., Street `F, and Residential Collector `C'''4 Main St. - 12' Street `F' - 12' Residential Collector `C' - 16' Minimum Building Setback from Arterial Street right-of-way 10' 2,4 Minimum Building Setback from Multi-use Trail within Open Space Parcels 10' Building Height min. 15' facade' max. 70' ' Office Parking < 7500 s.f. 1/250 s.f. Office Parking 7500 - 40,000 s.f. 1/300 s.f. Retail Parking 1/300 s..3 Restaurant Parking 10/1000 s.f.3 Hotel Parking 1/ room, plus 1/250 s.f office space, 1/300 s.f of retail, 1/100 s.f of eating and drinking facility, and 1/employee on the largest shift 1. Measured from average of finished ground surface to highest point of roof excluding a quipment/penthouse. Appurtenances may be allowed subject to approval by the Community Development Director. 7 2 Determination of setbacks must consider visibility and landscape requirements. 3 Shared/reduced parking standards permit these uses to reduce required parking stalls by 10% from the standards shown here. 4 An exception to the standard for setbacks from Main Street may be permitted for buildings located at the corners of Dublin Boulevard/Main Street and Central Parkway/Main Street. See following additional standards. 5 At least 30% of Building fagade shall be 20' minimum height. 7b. Village Center Mixed Use Specific Design Standards Implementation of the following standards is required: • Architecture associated with a specific corporate entity is not permitted. As an exception, corporate architecture may be considered if it is consistent with the design and intent of the Village Center as shown below and presented in the Architectural Guidelines as Exhibit B-2 of Attachment 3, Area G. Unique and consistent architecture that is in keeping with the intent of the Town Center vision is required. • Provide sense of variety and spontaneity including an orchestrated mix of architectural styles, materials and colors. • Window spacing and locations, massing, use of material, color and details shall be appropriate to specific style listed in guidelines. • Provide continuous building frontage except at corners and "paseos". • Buildings shall be built to, and parallel with, the front setback providing subtle 12" (min.) offsets at least every 75 feet, with change in store front facade and use of materials. (depth of offsets may be increased to provide for outdoor dining areas and entries). • Alter door, window and facade treatments at least every 75', or two store fronts, whichever is less. • Vary style, material, apparent floor heights, roof and parapet design every two store fronts or 75' on average, whichever is less. • Long monotonous uninterrupted walls or roof plans shall be avoided. • All Village Center area buildings shall have a 15' minimum front facade height, with at least 30% of that facade having a height of 20' or greater. • Provide roof line/parapet offsets. • With pitched roofs, provide both hips and gables within the street scene. • Parapet roofs are appropriate when compatible with the building's architectural style. 0 Use a variety of roof forms and heights for one story buildings. • Wrap front facade detailing on all visible sides, includin;; rear elevations. • Provide near continuous; glass store fronts (minimum 60% of width) and frequent operable entries (every 50' or less). • Integrate awnings and canopies into Village Center area frontage where appropriate. • Locate primary operable; entries so they front onto streets, paseos, or corner plazas. • Provide pedestrian paseos on Main St. at approximately mid-block locations for direct access to rear parking areas. • Screen loading and service areas or match to building architecture. Setbacks / Building Separation Building separation between residential uses and Village Ct:iter retail/mixed uses shall be at least 50'. Uses within this area may consist of alleys, drive aisles, parking, streets, pedestrian/bicycle pathways, landscaping, etc. Encroachments Encroachments at comer locations on Main Street and Dublin Boulevard and Main Street and Central Parkway: • Building elements may encroach up to 2' into the building setback along Main Street. (Where this occurs the minimum distance from curb face to building face shall be 10' and an equivalent area of public; sidewalk access, such as arcaded walks, must be incorporated in the building design). • At the intersections with Main Street, building(s) may be located up to 20' from face of curb along Dublin Boulevard or Central Parkway. The following encroachments along Village Center Commercial streets shall be allowed to project beyond the face of building: • Up to 2': Eaves, architectural projections, (i.e. columns, fireplaces, bay windows, window seats, second floor overhangs, balconies, decks, porches, building facades at entries), and planter boxes. • . Up to 4': Outdoor dining areas and perpendicular building signs • Up to 6': Awnings and canopies (min. 8' height clearance over sidewalk) • Allowable encroachment varies for Signs - -Refer to #11 below and Exhibit B-2 of Attachment 3, Development Plan Area G, Village Center Mixed Use Area Sign Guidelines for specific dimensions. 9 • Under no circumstances shall allowed encroachments reduce the passable width, (curb face to encroachment or building to building) to less than 8 feet. Village Center Plazas • Village Center Gateway Plazas at Main Street and Dublin Boulevard, and Main Street and Central Parkway shall have minimum areas of 1000 square feet with a minimum dimension of 25' from face of curb in any direction. • Primary Main Street Plazas at Residential Collector `C' Street shall have a minimum area of 2000 square feet with a minimum dimension of 35' from face of curb in any direction. • Secondary Main Street Plazas at Street F and Main Street shall have minimum areas of 750 square feet with a minimum dimension of 25' from face of curb in any direction. • Mid-block Plazas shall have minimum areas of 2500 square feet with a minimum dimension of 40' from face of curb in any direction. 7c. Village Center Upper Story Residential Development Standards: The standards contained herein are based on minimal requirements. Refer to following Specific Design Standards for further information regarding building development and Architectural Guidelines referenced in #8 below. DEVELOPMENT STANDARDS VILLAGE CENTER UPPER STORY RESIDENTIAL' Habitable Building Setback from Open 10' Parking Optional Private Open Space 50 s.f. balcony/deck (not permitted on public street frontage) with a minimum dimension of 5' 2 Required Parking: Apartments 2 spaces/DU' Condominiums-Townhomes 1.5 spaces/1 bedroom/studio' 2 spaces/2+ bedroom' 1 Ground floor residential use is prohibited with the exception of upper story access only. Where upper story residential use occurs in Mixed use buildings, ground floor uses / architecture remain subject to Mixed Use Development Standards, Section 7a & b of this document. 2 If private open space is provided, these are the minimum permitted standards. 3 These requirements may be modified for senior housing where it can be demonstrated that fewer spaces are sufficient. Residential parking shall be identified by signage or stripping. 10 7d. Village Center Upper Story Residential Design Standards: The following standards apply only to architecture for residential uses located above the ground floor level in the Village Center Mixed Use area. Where upper story residential use occurs, the overall building remains subject to Village; Center Mixed Use Specific Design Standards above. Implementation of the following standards is required. Facade Articulation It is the intent in the Village Center area for upper story residential facades to be consistent in style and character with the mixed use office / commercial character of the sleet scene. Windows and entries may be articulated with further detail where applicable, using elements such as pilasters, lintels, pediments, etc., however their placement and overall effect shall remain consistent with the ground floor architecture. Primary Entries Locate primary residential unit entries so they front onto Main Street, Residential Collector C and Street F. These entries should be doorways, or lobbies leading to recesse 3 or interior stairs. Exterior stairs are prohibited on front facades. Secondary entries at sides and rear of buildings should be provided where possible for direct residential access to parking areas. Windows Upper story windows and any detail elements used, shall be consistent with the character and architectural style of the building. Lighting Where upper story residential occurs, exterior lighting fixtures shall be provided at front and rear entries for purposes of safety and address identification. These fixtures shall be compatible with the style and character of the architecture and with other fixtures on or near the s;une building. Encroachments The following encroachments for Village Center Upper Story residential units shall be allowed to project beyond the building setbacks- Up to 2': Eaves, architectural projections, (i.e. columns, fireplaces, bay windows, oriel windows, second floor overhangs, balconies, building facades at entries), and planter boxes. • Up to 6': Awnings and canopies, pergolas, arbors. Under no circumstances shall allowed encroachments reduce the pa3sable width (curb face to encroachment or building to building) to less than 8 feet. Parking Required parking for upper story residential units will be met with open surface parking. Such spaces shall be located within 200' of the unit and designated for residents in accordance with the 7c chart. 11 PD-Multi-Family Residential (Medium High and High Density) 7e. Multi-family residential Development Standards: DEVELOPMENT MH-MEDIUM HIGH H-HIGH STANDARDS 14.1-25 DU/AC 25.1 DU/AC MIN. Lot Size in sq. ft. N/A N/A Bldg. Setback from Arterial Streets 10' 15' & Collectors R.O.W. Bldg. Setback from R.O.W. on 10' 15' Public Streets Residential Bldg. Setback from 10' 10' Open Space Property Line Habitable Bldg. Setback from 5' 10' Private street / Common Driveway Habitable Bldg. Setback from 10' 10' Parking Driveway Length or Garage 3' - 6' or 18' or morel For common garages - use Setback from Common Driveway or building setbacks standards Private Street above Minimum Private Open Space 100 s.f. patio 100 s.f. patio w/ a 10' min. dimension or w/ a 10' min. dimension or 50 s.f. deck w/ a min. 50 s.f. deck w/ a min. dimension of 5' dimension of 5' Minimum Building Separation: 2 2 stories 20' total 20' total 3 - 3.5 stories 25' total 25' total 4+ stories NA 30' total Maximum Building Height 40' 60' Maximum Stories 3.5 stories 5 stories Required Parking: Apartments 2 spaces4/DU3 (incl. guests) 2 spaces 4/DU3 (incl. guests) Condominiums-Townhomes 1.5 spaces 4/ 1 bedroom or 1.5 spaces4/1 bedroom or less3 less3 (incl. guests) (incl. guests) 2.5 spaces5/ 2+ bedrooms3 2.5 spaces 5/ 2+ bedrooms3 (incl. guests) (incl. guests) I Upper story living area over garages may encroach up to 2' into driveway length or garage setback. 2 Where two different building heights are adjacent, taller building controls separation. 12 3 These requirements may be modified for senior housing where it can be demonstrated that fewer spaces are sufficient. On-street parking can be counted toward number of required guest spaces. Tandem parking permitted. 4 Minimum one parking space shall be covered 5 Minimum two parking spaces shall be covered 7f. Multi-Family Residential Additional Standards: Setbacks Setbacks adjacent to multi-use trails shall be a minimum of 10'. Encroachments The following encroachments shall be allowed to project up to 2' into building separations; eaves, architectural projections, fireplaces, log storage, entertainment nich,:s, balconies, bay windows, window seats, exterior stairs, second floor overhangs, decks, porches and air conditioning equipment, (providing the air conditioning equipment is screened from off-site view). Parking Required residential parking may be met with tandem garages. On-street parking can be counted toward number of required guest s?aces. Common Open Space (In addition to Private Open Space requirement) An average of 50 square feet of common open space shall be provided for each dwelling unit. The minimum dimension of any space satisfying this standard is 10'. This common open space shall be improved for either passive or active use by residents. PD-P/SP Public/Semi-Public Development Standards 7g. Public/Semi-Public Development Standards The standards contained herein are based on minimal requirements. Refer to following Additional Design Standards for further information regarding building development and Architectural Guidelines referenced in #8 below. DEVELOPMENT STANDARDS PUBLIC / SEMI-PUBLIC Minimum Parcel Size N/A Parcel Depth N/A Parcel Width N/A Maximum Front Building Setback from Streets `F' and `E' R.O.W. 15' ' 13 Maximum Side Building Setback from 1051 Streets `F' and `E' R.O.W. Min. Building Setback from Central Parkway 10' R.O.W. Minimum Building Setback from Multi-use Trail 15' within Open Space Parcels Min. Building Setback from interior parking loll Building Height min. 15' facade 2 max. 70'3 Parking Varies based on specific land use/function.' Refer to City of Dublin Zoning Code Parking Standards I Determination of setbacks must consider visibility and landscape requirements. 2 At least 30% of building facade shall be 20' minimum height. 3 Measured from average of finished ground surface to highest point of roof excluding equipment/penthouse, steeples, towers or other special character elements related to individual architectural style. Appurtenances may be allowed subject to approval by the Community Development Director. 4.Shared/reduced parking standards may apply based on specific land use/function and proximity to commercial/office uses. 7h. Public/Semi-Public Additional Design Standards: Implementation of the following standards is required: • No building shall front onto Central Parkway. • Provide a sense of historical character using appropriate architectural styles, materials and colors. • Window spacing and locations, massing, use of material, color and details shall be appropriate to specific architectural style. • Long monotonous uninterrupted walls or roof planes shall be avoided. • All public / semi-public buildings should have a 15' minimum front facade height. • With pitched roofs, provide both hips and gables within the street scene. • Parapet roofs are appropriate when compatible with the building's architectural style. Where used, provide roof line/parapet offsets. • Wrap front facade detailing on all visible sides, including rear elevations. • It is preferred that buildings front onto Street F, although buildings may front onto Street E. Buildings shall not front onto Central o 14 Buildings may not front onto Central Parkway. • Locate operable entries so they front onto primary corners or streets. • Provide secondary entries / access to rear parking areas. • Screen loading and service areas or match building architecture. Encroachments The following encroachments along `F' and `E' streets shall be al: owed to project beyond the building setback: • Up to 2': eaves, architectural projections, (i.e. columns, fir.-places, bay windows, window seats, exterior stairs, second floor overhangs, balconies, decks, porches, building facades at entries), and planter boxes. • Up to 6':: Awnings / canopies with a minimum vertical clearance of 8'. Allowable encroachment varies for Signs - Refer to #11 below and Exhibit B-2 of Attachment 3, Development Plan Area G, Village Center Mixed Use Area Sign Guidelines for specific dimensions. 8. Architectural Standards, concepts & themes: PD-VC Village Center: Refer to attached Architectural Design Guidelines: Village Center (pages II-1 to II-33) and the Village Canter Community Planning and Design (pages III-1 to III-10) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. PD-RM Multi-Family Residential (Medium High and High :Density: Refer to attached Architectural Design Guidelines: Medium High and High Density Neighborhoods (pages II-34 to II- 58) and the Village Center Community Planning and Design (pages III-12 to III-17) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. PD-P/SP Public/Semi-Public: Refer to attached Village Center Community Planning and Design (page III-18) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. 9. Streetscape / Landscaping Plan: Refer to attached conceptual landscape plan and Community Landscape Design Guidelines (pages IV-1 to IV-45) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. In conjunction with the first Site Development Review application for the commercial portion of the Village Center, a Streetscape and Landscape Master Plan shall be reviewed and approved by the Planning Commission. 10. Park design standards, concepts & themes: Refer to attached Community Landscape Design Guidelines (pages IV-29 to IV-30) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. The final design of the park shall be subject to the approval of the Parks and Recreation Director. 15 11. Signage: PD-VC Village Center: Refer to attached Village Center Mixed Use Area Master Sign Program (pages V-1 to V-20) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. PD-RM Multi-Family Residential (Medium High and High Density: Site Development Review Applications for the Multi-family Residential development within this PD shall include a Master Sign Program describing all proposed signage for each residential neighborhood. PD-P/SP Public/Semi-Public: Refer to attached Village Center Mixed Use Area Master Sign Program (pages V-1 to V-20) contained in Exhibit B-2 of Attachment 3, Development Plan, Area G. 12. Inclusionary Zoning Ordinance: In accordance with the Inclusionary Zoning Ordinance the developer shall be required to pay Inclusionary Housing In-Lieu Fee in the amounts and at the times set forth in City of Dublin Resolution No. 57-97, adopted by the City Council on May 20, 1997, or in the amounts and at the times set forth in any resolution revising the amount of the Inclusionary Housing In-Lieu Fee. 13. School Mitigation Fee: The developer shall mitigate the impacts of the development on the school facilities of the Dublin Unified School District in accordance with the School Mitigation Agreement, dated October 1997. The mitigation agreement establishes the level of mitigation necessary, the amount of school impact fees, the time of payment of such fees and the required dedication of property for use as school sites. \Apa#\980069\devp1an. 16